Chapter 18.50
ARCHITECTURAL DESIGN STANDARDS AND DESIGN REVIEW
Sections:
18.50.020 Standards and guidelines applicability.
18.50.030 Projects subject to design review.
18.50.040 Design review process.
18.50.050 Modifications to approved design review.
18.50.060 Design deviations and minor variations.
18.50.070 Design and development standards.
18.50.010 Purpose.
A. This chapter and the City of Roslyn Standards and Guidelines for the Preservation, Rehabilitation, and Restoration of Historic Properties (Standards and Guidelines) shall be used to implement the Roslyn comprehensive plan and further the city of Roslyn National Historic District designation 1890 to 1930 designation by providing design standards and procedures for the review of projects described herein.
B. The purposes of design review are:
1. To create an awareness of the existing original homes, buildings and places of business which reflect the city’s historical heritage and origins.
2. To recognize, preserve and enhance the historical significance and unique quality of the architectural vernacular styles exhibited by the structures in Roslyn.
3. To promote orderly community growth, protect and enhance property values, preserve the natural beauty, and provide for the comfort and prosperity of the community.
4. To promote and enhance construction and maintenance practices that will tend to promote architectural, historic integrity and scenic quality throughout Roslyn.
5. To recognize environmental and aesthetic design as an integral part of the planning process.
6. To discourage inharmonious development, discordant surroundings and inappropriate design. [Ord. 1192 § 1 (Exh. A), 2022; Ord. 1168 § 1 (Exh. A), 2019; Ord. 1128 § 1, 2016; Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.50.010)), 2010.]
18.50.020 Standards and guidelines applicability.
The standards and guidelines contained in this chapter shall apply to all proposals subject to design review. Where provisions of this chapter are different than or contradict the guidelines contained in the standards and guidelines, the standards of this chapter shall prevail. [Ord. 1192 § 1 (Exh. A), 2022; Ord. 1168 § 1 (Exh. A), 2019; Ord. 1128 § 2, 2016; Ord. 1073 § 4, 2011; Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.50.020)), 2010.]
18.50.030 Projects subject to design review.
A. The following projects are subject to design review:
1. Any proposed construction of a new building or structure;
2. The siting of a manufactured home;
3. The exterior modification, addition, or alteration, or moving or demolition, of an existing structure or dwelling unit;
4. The siting, construction, or modification of a storage structure or accessory structures;
5. Installation of a personal or minor wireless communication facility and all associated landscaping;
6. Clearing and grading activities; and
7. Signs (signs are also subject to standards in Chapter 15.25 RMC).
B. The following activities are exempt from architectural design review:
1. Repairs to or replacement of roofs, foundations, windows, sidewalks or legally permitted fences under six feet in height, etc., due to natural aging and deterioration in building condition, provided repairs or replacements do not change architectural integrity or existing design;
2. Accessory structures with a footprint less than 200 square feet;
3. Any activity which does not require a building permit;
4. Interior work that does not alter the exterior of the structure; or
5. Normal building maintenance including the repair or maintenance of structural members. [Ord. 1192 § 1 (Exh. A), 2022; Ord. 1168 § 1 (Exh. A), 2019; Ord. 1128 § 3, 2016; Ord. 1074 § 1, 2011; Ord. 1073 § 5, 2011; Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.50.030)), 2010.]
18.50.040 Design review process.
A. Design review is a Class 1 application and shall be processed as set forth in Chapter 18.30 RMC. A design review application that is part of a project that requires additional applications with other procedure types may be processed collectively under the highest numbered procedure for any application unless the applicant chooses to have each application processed individually following the permit processing procedures in Chapter 18.30 RMC. The planning official shall notify the project sponsor of the procedures and timing for the integration of the required architectural design review in accordance with the processing procedures defined in RMC 18.30.030; provided, that:
1. Applicants must apply for and receive a building permit from the city within 180 days of the date of design review approval. Failure to comply with this provision shall result in the expiration of the architectural design review approval and a new architectural design review application must be submitted for city review and approval.
a. Notwithstanding the foregoing, if there have been no material changes, as determined by the city, to a previously approved design review application or the city’s architectural design review standards during this 180-day period, an applicant may request prior to the initial 180-day expiration, subject to city approval, no more than one 180-day extension.
2. Once a building permit has been issued for a proposed development activity that has received architectural design review approval, the architectural design review approval shall remain in effect as long as the building permit remains in effect.
a. If the associated building permit is suspended, expires, or is terminated, then the architectural design review approval shall be suspended or terminated by the city, and the applicant must submit a new application for architectural design review.
b. If an amendment to an approved building permit is required, then it shall be the sole discretion of the city as to whether a new architectural design review shall be required. Amendments or modifications to approved plans that do not constitute a substantive change as determined by the planning official, such as the substitution of one approved building material for another approved building material, may be approved by the planning official through a change order and do not require a new design review.
3. If there are any questions regarding the terms, conditions, or duration of architectural design review approval, or the need to submit a new application, the planning official is authorized to make such determinations as may be necessary to ensure compliance with the purpose of this title and to protect the public health and welfare.
4. Applicants may request, prior to submitting an application that requires architectural design review, a preapplication design review consultation with the city. The purpose of this consultation is to discuss options for complying with city design standards and shall not preclude the subsequent design review. [Ord. 1192 § 1 (Exh. A), 2022; Ord. 1168 § 1 (Exh. A), 2019.]
18.50.050 Modifications to approved design review.
A. The planning official may approve, through a Class 1 permit, a modification to the design review approval for the proposed development if:
1. The need for the modification was not known and could not reasonably have been known before the design review approval was granted;
2. The modification is minor and will not, in any substantial way, change the proposed development or violate any requirement imposed by the Roslyn planning and historic preservation commission. The planning official may consult with the Roslyn planning and historic preservation commission in his/her decision; and
3. The development that will result from the modification will be consistent with the design standards, Standards and Guidelines, and comprehensive plan.
B. Any modification, other than as specified in subsection A of this section, must be reviewed and decided upon as a new design review approval under RMC 18.50.040. [Ord. 1192 § 1 (Exh. A), 2022; Ord. 1168 § 1 (Exh. A), 2019.]
18.50.060 Design deviations and minor variations.
A. General. This section provides a mechanism for obtaining approval to deviate from strict adherence to the design regulations or for requesting minor variations from the requirements of this chapter.
B. Process. Requests for a design departure or minor variation shall be reviewed and decided in conjunction with the Class 1 design review decision. The application form shall include information sufficient to demonstrate the criteria for approving a design departure or minor variation outlined in subsection C of this section have been met.
C. Criteria. The planning official may grant a design departure or minor variation only if they find that all of the following requirements are met:
1. The request results in more architecturally appropriate design and fulfills the policy basis for the applicable design regulations and design guidelines;
2. The departure will not have any substantial detrimental effect on nearby properties and the city or the neighborhood, as determined by the city. [Ord. 1192 § 1 (Exh. A), 2022; Ord. 1168 § 1 (Exh. A), 2019.]
18.50.070 Design and development standards.
All projects subject to design review shall be compatible with the existing and planned character of the surrounding area. In considering any application for approval, the city shall be guided by the following criteria:
A. Development Standards. All lots must conform to the following standards in Table 18.50.A:
|
Minimum lot size |
|
|
Newly platted residential lots: |
6,500 square feet |
|
Commercial lots: |
None |
|
Light industrial lots: |
None |
|
Urban forest overlay lots: |
10 acres |
|
Maximum impervious surface coverage |
|
|
Residential (R) zone: |
60 percent |
|
Commercial (C) zone: |
100 percent |
|
Light Industrial (LI) zone: |
100 percent |
|
Front yard minimum setbacks1 |
|
|
Residential (R) zone |
15 feet, see notes 2 and 3 |
|
Commercial (C) zone |
See note 4 |
|
Light industrial (LI) zone |
None |
|
Side and rear yard minimum setbacks1 |
|
|
Residential (R) zone |
5 feet |
|
Commercial (C) zone |
None |
|
Light industrial (LI) zone |
None |
Notes:
1. No eave, roof overhang, cornice or other permanent ornamental feature, bay window, deck, or porch may extend into a setback or otherwise create a potentially unsafe condition as a result of the sloughing of snow. Stairs descending from porch fronts may extend into the front setback in accordance with the provisions of this chapter.
2. For corner lots, the front yard setback standard shall be met on one street-facing yard; the other street-facing yard shall meet the side yard setback standard.
3. The front yard setback on a newly platted lot in the residential zone shall not be less than 15 feet in depth. The front yard setback on an existing lot in the residential zone shall be greater than or equal to the average front yard setbacks located on adjacent lots. If there are no buildings on adjacent lots, the front yard setback shall be a minimum of 15 feet in depth and a maximum of 25 feet in depth.
4. New buildings and alterations to existing buildings in the commercial zone shall be in line with adjacent facades so as to present a contiguous streetscape; provided, that the repair or replacement of single-family residences and the construction of new single-family residences in the commercial zone must conform to all residential standards as determined by the city, unless the historic footprint of the building is legally nonconforming.
B. Ingress, egress, traffic circulation, off-street parking facilities, loading and service areas and pedestrian ways shall be so designed as to promote safety and convenience as determined by the city, and in compliance with the following:
1. Chapter 18.130 RMC; and
2. Currently adopted Development Guidelines for Public Works Standards.
C. If an alley is provided, garage doors and driveways shall be oriented toward the alley.
1. Exemption: Where alleys are designated as nonplowable on the currently adopted snow plow map for the city of Roslyn public works department, buildings are allowed a single garage door no wider than 10 feet and no taller than eight feet on the side or front facade.
D. Residential Building Design. The following standards apply in the residential and commercial overlay zones:
1. The maximum building footprint is 1,400 square feet.
2. The maximum building height is 35 feet.
3. Roof Slope.
a. New residential structures and accessory structures shall have a minimum 9:12 and a maximum 14:12 roof pitch; provided, that new shed dormers and other related additions as determined by the city may have a minimum roof pitch of 4:12 as long as the total square footage of the structure with a roof pitch less than 9:12 does not exceed 25 percent of the building footprint.
b. The roof slope for remodels, alterations, and additions of existing structures and accessory structures shall be a minimum of 9:12 pitch; or match the existing roof pitch; provided, that shed dormers and porches may be as low as 4:12, and shall not exceed 25 percent of the building footprint.
c. New gable dormers shall have a roof pitch that matches the roof pitch of the primary structure.
d. The minimum roof overhang in the residential structure shall have at least eight inches, and no more than 24 inches, measured horizontally, from the finished and closest measurable exterior wall.
e. Single-story detached garages that are 400 square feet or less are allowed a roof pitch of no less than 6:12.
f. A-frame style roofs are prohibited.
4. Mechanical equipment or other utility hardware should be screened from view with architecturally compatible fences or landscaping. Unobtrusive, flush-mounted rooftop solar panels are exempt from this requirement.
5. Porches.
a. The front facade of any new single-family residential construction shall have an open porch. This shall be a dominant architectural feature of the front facade, be a minimum of 25 percent of the overall front-facing facade width, and be a maximum of six feet in depth. The front porch shall not be included in the maximum building footprint in this subsection, and shall meet all setback requirements.
b. Side or rear elevation porches, if provided, shall be open, no deeper than 10 feet, have a roof pitch no less than 4:12 and shall be included within the building footprint calculation referenced in this subsection.
c. The following are allowed in addition to the aforementioned porch requirements and are not included in the calculation of the maximum building footprint referenced in this subsection:
i. Covered entryways that do not exceed a footprint of 16 square feet.
6. Repealed by Ord. 1192.
7. All exterior windows facing a street frontage shall be rectangular and have a vertically oriented aspect ratio between 1.5:1 and 3:1 and have a minimum separation distance of five and one-half inches.
a. The following exclusion applies:
i. Transom windows.
8. For facades not facing a street frontage, French doors are permitted, but sliding glass doors are not allowed unless they have the appearance of wood-framed French doors. Sliding glass doors and French doors shall not be installed on the front facade of any residential structure.
9. Buildings shall not be structurally identical on adjacent lots.
10. Garage doors shall have a design that complies with one of the following:
a. Barn Door. This door is, or looks like, two doors, hinged on the sides, consisting of horizontal or vertical planks with a diagonal brace.
b. Diagonal Wood Pattern. This door consists of one door with planks at a 45-degree angle.
c. Diagonal Wood Herringbone. This door has planks at a 45-degree angle, but the planks on the left half are at an opposite angle to the planks on the right half.
d. Carriage Door. This door is, or looks like, one or more smaller, vertical doors, hinged on the sides, each with two or more panels on the bottom portion and windows on the top.
11. Exterior building materials. Exterior siding shall not consist of the following:
a. Vinyl;
b. Sheet metal;
c. Corrugated material;
d. Concrete blocks;
e. Stucco;
f. Log or log-shaped material.
Exterior siding shall be:
a. Shingle;
b. Board and batten;
c. Horizontal up to six inches wide; or
d. Sheet siding; provided, that such sheet siding must be textured and without grooves and fitted with a minimum of one-inch by three-inch vertical bats at no more than 16-inch intervals, on center.
12. Exterior siding, roofing and window glass shall not have mirrored, mirror-like or bright metal reflective finish. Roofing shall not consist of corrugated fiberglass.
13. Exterior foundation cladding may consist of horizontal or vertical wood siding, horizontal concrete units, coursed shingles or classic concrete rock face block. Materials that are not allowed include plywood, corrugated material and any material with the appearance of rounded stone.
14. Corner, window or door trim shall have a minimum width of three inches and a minimum thickness of one-half inch.
15. Buildings or porches with posts or railings shall conform to the following standards:
a. The following features shall be required:
i. Square posts with either horizontal or vertical railings;
ii. Turned posts; or
iii. Turned posts with ornamental trim.
b. The following features shall not be permitted, unless documentation can be provided to indicate historic authenticity to the specific building:
i. Circular or rounded tubular steel, wrought iron or imitation wrought iron posts and railings;
ii. Logs;
iii. Pyramidal-shaped posts;
iv. River rock or stone facades; or
v. Any material as determined by the city to not meet the historic character of the community.
16. Chimneys shall be metal stove pipe or brick. Concrete blocks, stucco, stones, or false stones shall be prohibited.
E. Nonresidential Building Design. The following standards apply in the commercial and light industrial zones:
1. The maximum building footprint shall not exceed 7,000 square feet.
2. The maximum building height is 35 feet.
3. For new construction:
a. The front of the building shall be adjacent to the front sidewalk (zero setback);
b. The front wall shall have minimum 60 percent window space at the street level;
c. The front wall shall contain a recessed entrance facing the sidewalk, and the building shall include a false front upper wall facade which conceals the building’s roofline when viewed from the front.
4. New construction in the commercial zone shall incorporate design elements identified in the city of Roslyn Standards and Guidelines to blend and harmonize with Roslyn’s historic structures, including but not limited to the building’s front facade, windows, doors and exterior siding where visible.
5. Exterior siding, roofing and window glass shall not have mirrored, mirror-like or bright metal reflective finish. Roofing shall not consist of corrugated fiberglass.
F. Alternative Energy Sources. The following regulations and requirements shall apply to all buildings and structures, regardless of whether a building permit is required or not:
1. Solar Panels. Placement of solar panels in existing and new construction in the residential district shall be allowed on roofs only.
a. Installation of panels should not change the historical integrity of the structure or district. Solar panels shall be mounted in as symmetrical an array as possible.
b. Utilization of high-profile solar panels shall not be allowed. Use of mechanical solar systems in windows or on walls, siding and shutters is not allowed.
c. For new residential construction panels shall be black, such as monocrystalline panels with black frame cells and backing.
d. Mechanical equipment associated with the photovoltaic system should be as unobtrusive as possible.
e. Panels should be installed flush and shall not alter the slope of the roof.
2. Wind turbines are not permitted in the city of Roslyn.
G. Accessory Structures. The following regulations and requirements shall apply to all accessory buildings and structures. This excludes accessory dwelling units referenced in RMC 18.140.030.
1. The maximum building footprint of any accessory structure, including garages, shall not exceed 800 square feet.
2. There shall be at least five feet of separation between the footprint of all buildings and accessory buildings on a lot.
3. All accessory buildings and structures must meet setback requirements.
4. Accessory buildings and structures shall not be clad with metal, plastic, or vinyl.
5. The total square footage of accessory building footprint on a lot shall not exceed 25 percent of the lot size.
6. Accessory structures, including, but not limited to, garages, shall not exceed a height of 25 feet.
7. Accessory structures shall be placed behind the primary structure on the lot.
H. Personal wireless communication facilities shall comply with the following requirements:
1. Roof-mounted dish antennas are not permitted;
2. Dish antennas shall meet the setback requirements;
3. Dish antennas may not exceed one meter in diameter; and
4. Only one dish antenna is permitted on each lot.
I. Nonresidential satellite TV and dish antennas must comply with the following standards:
1. A dish antenna may be roof mounted; provided, that it is screened from view and does not exceed the height of the ridgeline of the primary structure on said parcel.
2. A dish antenna installed directly on the ground shall not be located within a required setback. The maximum attainable height of the dish shall not exceed the diameter of the dish plus three feet to a maximum of 15 feet.
J. General Requirements.
1. Exterior lighting fixtures and accent lighting, when used and permitted under applicable laws, must be shielded and downward facing. The shield must mask the direct horizontal surface of the light source. The light must be directed downward to ensure that the illumination of light does not shine onto neighboring property, or pollute the night sky or surrounding area. Industrial and commercial high-output fixtures, including mercury and sodium-vapor lamps, shall be prohibited on the exterior of structures. Decorative lighting is permitted provided it is restrained in design to avoid excessive brightness and brilliance to adjoining properties and streets.
a. The lighting of a flag is permitted with a maximum of two fixtures of not more than 80 watts each.
2. No storage containers such as those used in the shipping and trucking industry shall be permitted in any zone.
K. Fences and Hedges. Fences and hedges are subject to the standards in Table 18.50.B:
|
Fence/Hedge Location |
Residential Zone |
Commercial Overlay Zone |
Commercial and Light Industrial Zone |
|---|---|---|---|
|
Front yard – fence1 |
4 feet |
4 feet |
8 feet |
|
Front yard – hedge1 |
4 feet |
4 feet |
8 feet |
|
Side and rear yard – fence |
6 feet |
6 feet |
8 feet |
|
Side and rear yard – hedge |
None |
None |
None |
1. For corner lots in the residential and commercial overlay zones, the fence/hedge height limit for both street-facing yards is four feet.
2. Fences and hedges on corner lots shall meet the clear vision triangle standards of RMC 18.50.080.
3. Fence styles shall be in harmony with the general historic character of the city of Roslyn as depicted in the Standards and Guidelines for the Preservation, Rehabilitation, and Restoration of Historic Properties. Picket, solid wood, board on board, wood and wire, post and rail, and wrought iron fencing are the recommended styles.
a. Wood-framed fences with wire grid or mesh are acceptable. Chain link fences are prohibited.
b. The posts of a wood fence may be metal if the design matches existing historic fences in Roslyn and the framing is made of heavy rounded pipe at least two inches in diameter.
c. Decorative metal gates are allowed. [Ord. 1192 § 1 (Exh. A), 2022; Ord. 1168 § 1 (Exh. A), 2019.]
18.50.080 Clear vision area.
A. Street Clear Vision Area. A clear vision area shall be maintained on each corner of property at the intersection of two streets. No fence, wall, landscaping, sign, structure or parked vehicle that would impede visibility between height of three feet and 10 feet above the center line grades of the intersecting streets shall be located within the clear vision area. No driveway or parking area shall be located in an intersection clear vision area.
1. Exemptions. The provisions in this section shall not apply to the following:
a. A public utility pole;
b. A tree trimmed (to the trunk) to a line at least eight feet above the level of the intersection;
c. Another plant species of open growth habit that is not planted in the form of a hedge and which is so planted and trimmed as to leave at all seasons a clear and unobstructed cross-view;
d. A supporting member or appurtenance to a permanent building lawfully existing on the date this standard becomes effective;
e. An official warning sign or signal;
f. A place where the natural contour of the ground is such that there can be no cross-visibility at the intersection; and
g. A sign support structure(s) if combined total width is 12 inches or less, and the combined total depth is 12 inches or less.
2. A clear vision area shall consist of a triangular area, two sides of which are lot lines for a distance specified in this section, or, where the lot lines have rounded corners, the lot lines extended in a straight line to a point of intersection and so measured, and the third side of which is a line across the corner of the lot joining the nonintersecting ends of the other two sides. The following measurements shall establish the clear vision areas:
a. All streets except alleys: 30 feet along each lot line.
b. Alleys: 10 feet along each lot line.
c. Intersection of a street and alley: 20 feet along each lot line.
B. Driveway Clear Vision Area.
1. Commercial, Industrial, and Multifamily Development. Service drives to public streets shall have a minimum clear vision area formed by the intersection of the edges of the driveway, the street right-of-way line, and a straight line joining said lines through points 20 feet from their intersection. No fence, wall, landscaping, sign, structure or parked vehicle that would impede visibility between a height of three feet to 10 feet above the center line grade of the intersecting street shall be located within the clear vision area. No off-street parking area shall be located in a driveway clear vision area.
2. Single-Family and Duplex Developments. Driveways to public streets shall have a minimum clear vision area formed by the intersection of the edges of the driveway, the street right-of-way line, and a straight line joining said lines through points 10 feet from their intersection. No fence, wall, landscaping, sign or other structure that would impede visibility between a height of three feet to 10 feet above the center line grade of the intersecting street shall be located within the clear vision area. No off-street parking area shall be located in a driveway clear vision area.
Figure 18.50.1 Clear Vision Areas
[Ord. 1192 § 1 (Exh. A), 2022]